25430 Colgate St · Dearborn Heights, MI 48125

$175,000

2 bd · 1.0 ba · 719 sqft · SingleFamily public records · 21 Days on market

Built 1949 6,098 sqft lot Est $127k · 38% over

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.1/30.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained home that features both modern updates and plenty of character throughout. Inside you will find a newly renovated kitchen with stunning countertops and stainless steel appliances. The main level includes 2 bedrooms, 1 full bathroom and finished hardwood floors. The partially finished basement adds plenty of extra living space, including an additional bedroom. Outside you will find curb appeal and a well kept 2 car garage, perfect for a workshop. The whole-house generator and AC unit, that was placed in 2024, will give you peace of mind. Certificate of occupancy provided at closing.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1949

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Ranch-style single family residence; Built in 1949
• Construction: Aluminum siding; Asphalt roof; Partial basement
• Exterior features: Public water; Lot approximately 0.14 acres

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Disposal
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Insulated windows; Partial basement; 5 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $56 ($677/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.8% below list).
• Recommended offer: $144k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Dearborn Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#82 in MI, #1,885 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime D+, employment D+.
• Westwood Community School District (suburban): math 6% / reading 11% proficiency, ranked #529 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,879 (17.8% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $127,263
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24754 Annapolis St	0.39mi	2/1.0	702 (-2%)	3mo	$121,000	$172	76
25866 Andover St	0.30mi	2/1.0	696 (-3%)	9mo	$48,000	$69	73
24425 Lehigh St	0.51mi	2/1.0	693 (-4%)	2mo	$155,000	$224	69
25037 Hopkins St	0.31mi	2/1.0	812 (+13%)	2mo	$159,900	$197	62
26241 Annapolis St	0.62mi	2/1.0	696 (-3%)	6mo	$54,500	$78	61
25933 Norfolk St	0.73mi	2/1.0	710 (-1%)	5mo	$90,000	$127	60
24324 Mcdonald St	0.67mi	2/1.0	728 (+1%)	10mo	$137,500	$189	58
26389 Annapolis St	0.69mi	2/1.0	729 (+1%)	9mo	$126,500	$174	58
26252 Eton Ave	0.66mi	2/1.0	696 (-3%)	8mo	$123,000	$177	57
24098 Hopkins St	0.69mi	2/1.0	750 (+4%)	8mo	$132,000	$176	54
24337 Ross St	0.60mi	2/1.0	780 (+8%)	7mo	$178,000	$228	52
24301 Stanford St	0.61mi	2/1.0	824 (+15%)	2mo	$155,000	$188	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-26,212
• Equity at exit: $26,093

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-24,029
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48125

• Rents YoY: 2.0%
• Active inventory: 137
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $56

Break-even live

Break-even rent $1,367

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $155	-5% $106	+0% $56	+5% $7	+10% $-43
Rent	-10% $-57	-5% $0	+0% $56	+5% $113	+10% $170
Rate	-1.0pp $145	-0.5pp $101	base $56	+0.5pp $11	+1.0pp $-35

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	5d	1	0.83mi

Listing history 15 events

1. 2026-05-08
   listed $175,000 Active 627-char remark

   Show marketing remark (627 chars)

   Welcome to this beautifully maintained home that features both modern updates and plenty of character throughout. Inside you will find a newly renovated kitchen with stunning countertops and stainless steel appliances. The main level includes 2 bedrooms, 1 full bathroom and finished hardwood floors. The partially finished basement adds plenty of extra living space, including an additional bedroom. Outside you will find curb appeal and a well kept 2 car garage, perfect for a workshop. The whole-house generator and AC unit, that was placed in 2024, will give you peace of mind. Certificate of occupancy provided at closing.

2. 2026-05-08
   listed $175,000 Active

   Show marketing remark (627 chars)

   Welcome to this beautifully maintained home that features both modern updates and plenty of character throughout. Inside you will find a newly renovated kitchen with stunning countertops and stainless steel appliances. The main level includes 2 bedrooms, 1 full bathroom and finished hardwood floors. The partially finished basement adds plenty of extra living space, including an additional bedroom. Outside you will find curb appeal and a well kept 2 car garage, perfect for a workshop. The whole-house generator and AC unit, that was placed in 2024, will give you peace of mind. Certificate of occupancy provided at closing.

3. 2026-05-08
   listed $175,000 Active 627-char remark

   Show marketing remark (627 chars)

   Welcome to this beautifully maintained home that features both modern updates and plenty of character throughout. Inside you will find a newly renovated kitchen with stunning countertops and stainless steel appliances. The main level includes 2 bedrooms, 1 full bathroom and finished hardwood floors. The partially finished basement adds plenty of extra living space, including an additional bedroom. Outside you will find curb appeal and a well kept 2 car garage, perfect for a workshop. The whole-house generator and AC unit, that was placed in 2024, will give you peace of mind. Certificate of occupancy provided at closing.

4. 2026-05-06
   historical $175,000 627-char remark

   Show marketing remark (627 chars)

   Welcome to this beautifully maintained home that features both modern updates and plenty of character throughout. Inside you will find a newly renovated kitchen with stunning countertops and stainless steel appliances. The main level includes 2 bedrooms, 1 full bathroom and finished hardwood floors. The partially finished basement adds plenty of extra living space, including an additional bedroom. Outside you will find curb appeal and a well kept 2 car garage, perfect for a workshop. The whole-house generator and AC unit, that was placed in 2024, will give you peace of mind. Certificate of occupancy provided at closing.

5. 2026-05-06
   historical $175,000

   Show marketing remark (627 chars)

   Welcome to this beautifully maintained home that features both modern updates and plenty of character throughout. Inside you will find a newly renovated kitchen with stunning countertops and stainless steel appliances. The main level includes 2 bedrooms, 1 full bathroom and finished hardwood floors. The partially finished basement adds plenty of extra living space, including an additional bedroom. Outside you will find curb appeal and a well kept 2 car garage, perfect for a workshop. The whole-house generator and AC unit, that was placed in 2024, will give you peace of mind. Certificate of occupancy provided at closing.

6. 2025-02-20
   soldstatus $175,000 Closed
7. 2025-02-20
   soldstatus $175,000 Closed
8. 2025-01-26
   status Pending
9. 2025-01-26
   status Pending
10. 2025-01-15
    status Active
11. 2025-01-15
    status Active
12. 2024-12-25
    status Pending
13. 2024-12-25
    status Pending
14. 2024-12-06
    listed $169,900 Active
15. 2024-12-06
    listed $169,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,075 · $90/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$810/yr (+$67/mo · 75.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,265
• − Mortgage interest: −$9,803
• − Property taxes: −$1,075
• − Insurance: −$875
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$5,091
• Taxable loss: −$2,341
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,239/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Westwood Community School District
• NCES district ID: 2611640
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $36,350
• Composite: 7.06/100
• National rank: #9967
• State rank: #529 of 540 in MI

Livability — Dearborn Heights

• Score: 79/100
• State rank: #82
• US rank: #1885

Category grades

Amenities B- Commute A+ Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety D+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn Heights, MI
• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+3.0% since first listed

15 events — show timeline

• 2026-05-08 Listed $175,000 REALCOMP
• 2026-05-08 Listed $175,000 SW Michigan MLS
• 2026-05-08 Listed $175,000 MiRealSource-MiMLS
• 2026-05-06 Coming Soon $175,000 MiRealSource-MiMLS
• 2026-05-06 Coming Soon $175,000 SW Michigan MLS
• 2025-02-20 Sold (MLS) $175,000 REALCOMP
• 2025-02-20 Sold (MLS) $175,000 MiRealSource-MiMLS
• 2025-01-26 Pending — MiRealSource-MiMLS
• 2025-01-26 Pending — REALCOMP
• 2025-01-15 Relisted — MiRealSource-MiMLS
• 2025-01-15 Relisted — REALCOMP
• 2024-12-25 Pending — MiRealSource-MiMLS
• 2024-12-25 Pending — REALCOMP
• 2024-12-06 Listed $169,900 REALCOMP
• 2024-12-06 Listed $169,900 MiRealSource-MiMLS

Property tax history

-0.5%/yr

Latest (2025): $1,075 · -26.8% YoY. Source: county tax records.